Agenda and minutes

Apologies were received from Cllr Gunes and Cllr Beacham, for whom Cllr Elliott substituted.

Cllr Basu entered the meeting late and was therefore unable to take part in the determination of item 7.

Cllr Bevan identified that he had made comments regarding the Pretoria Road application as a local ward Councillor and had attended the Development Forum meeting.

To confirm and sign the minutes of the Planning Sub Committee held on 16 June.

It was noted that the action to provide Cllr Carter with information regarding the regularisation of flat conversions within Harringay ward remained outstanding and officers confirmed this would be actioned.

RESOLVED

·         That the minutes of the Planning Committee held on 16 June  be approved.

Erection of 2 storey four bedroom house with basement (Revised Plans)

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the erection of a 2 storey, four bedroom house with basement. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled amendment to the report setting out an amendment to condition 13 to require Council approval of a Method of Construction Statement.

A number of objectors addressed the Committee and raised the following points:

·         The design was overbearing in terms of size and scale with the apparent sole intention of extracting maximum profit from the site. The result would be a very outsized four bedroom house with room dimensions so large that they would not sufficiently be covered by the proposed fire sprinkler system.

·         The scheme constituted the development of garden land which was out of line with national and local policy and would set a precedent in the area.

·         The new building would result in a loss of light, privacy and amenity to surrounding properties including overlooking from proposed balconies.

·         The basement assessment had not been undertaken by a suitably qualified professional using BRE methodology.

·         There were inaccuracies within the information provided by the applicant including that the land had never formed private amenity space, that there was currently vehicular access and that the dimensions did not take into account overhanging roofs or lightwells. The objectors asserted that the land had previously served as private amenity space for the ground floor flat at number 92. It was considered that the information provided was not accurate enough to allow the Committee to make an informed decision on the application.

·         The Party Wall Act would provide minimal protection to neighbouring properties in the event that any structural issues arose from the works.

·         The proposed screening would impeach on the established right of access for neighbours via the side passageway.

·         The many iterations of the report had been a source of confusion.

Cllr Sahota addressed the Committee in his capacity as a local ward Councillor and outlined his support for the objector’s concerns regarding the very large, dominating scale of the scheme, the negative impact on surrounding properties from loss of amenity and privacy, overlooking and overshadowing. The site was additionally in a Conservation Area and near a wildlife corridor and as a result, he urged the Committee to reject the application.

The applicant’s representative addressed the Committee and raised the following points:

·         The design had been through a number of iterations to incorporate comments from objectors and officers in particular to address any potential overlooking issues e.g. through the provision of obscure balconies etc.

·         The basement assessment had been undertaken by an appropriately qualified individual accredited by the Engineering Council.

·         A number of other experts had been consulted regarding the  ...  view the full minutes text for item 42.

Demolition of existing 18 lock-up garages and redevelopment of the site to provide 2 new build 4-bed houses with 4 parking spaces and cycling storage

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the demolition of existing garages on site and redevelopment to provide 2x 4 bed houses. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report. It was updated that an additional 6 representations had been received since the publication of the agenda as well as a letter from Cluttons Solicitors, representing a number of local residents objecting to the scheme, and a copy of which had been circulated to the Committee.

A number of objectors addressed the Committee and raised the following points:

·         Safety and noise concerns regarding the proposed car turntable particularly in light of its proximity to 18a Haringey Park.

·         The scheme would not provide affordable housing.

·         The plot, including the incumbent garages, had been deliberately neglected over time by the applicant as a pretext for the redevelopment.

·         The scheme would constitute overdevelopment of an already constrained site, as demonstrated by the need for the provision of a car turntable and the extensive basement excavation works required.

·         The new houses would negatively impact on neighbouring properties through overlooking and overshadowing and would result in a loss of privacy.

·         The scale and nature of the design was not sympathetic to the surrounding area.

Cllr Doran addressed the Committee in his capacity as a local ward Councillor and raised the following points:

·         The applicant had not demonstrated any attempt to engage with local people in developing the scheme. Had this been undertaken it was considered that a more appropriate and acceptable design could have been reached. 

·         The site was narrow in nature leading to concerns regarding the proximity to neighbouring boundaries and properties.

·         The site had been deliberately neglected including allegations around the illegal felling of protected trees.

The applicant’s representatives addressed the Committee and raised the following points:

·         The design had been developed over a long period, with several modifications made in response to comments received including a reduction in the number of units.

·         The scheme would be set back from the road and not highly visible from the street.

·         The car turntable would be remotely controlled and safe. The Transport Team had raised no issues regarding the equipment.

·         Two family sized houses would be created which were in demand in the area.

·         The garages currently onsite did not meet modern standards.

·         The Council’s arboriculture officer had been consulted on the treatment of trees currently on the site.

·         In response to concern raised by the Committee regarding the proposed size of the gardens to the new properties, assurances were provided that the dimensions were in excess of those set out in the London Plan.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/2273 be approved subject to conditions.

1.    The development  ...  view the full minutes text for item 43.

Redevelopment of the site to provide a new four storey building housing 52 extra care residential units (Use Class C3) comprising a mix of 44 x 1 bed and 8 x 2 bed units with ancillary features for use by residents including restaurant, communal lounge, activity area, IT suite, staff areas, storage, energy centre, refuse/recycling area, vehicle parking (including disabled spaces), cycle/buggy parking and associated landscaping including communal gardens and balconies

RECOMMENDATION: grant permission subject to conditions and a s106 Legal Agreement.

The Committee considered a report on the application to grant planning permission for the redevelopment of the site to provide a new four storey building housing 52 extra care residential units. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee’s attention was drawn to a tabled amendment to the report covering condition 12 to require Council approval of a Construction Management Plan and Construction Logistics Plan and a reduction in the s106 monitoring fee from £609 to £540.

The Committee raised the following points in discussion of the application:

·         The provision for guest parking was queried. The transport officer advised that an assessment had been undertaken and it was considered there would be sufficient on street parking spaces available based on visiting patterns at similar facilities in the area. Approval of a Travel Plan for the development would be secured under condition.

·         In response to a concern regarding the aesthetics of the proposed design, it was confirmed that the selected design was supported by the Design Panel and officers as high quality and appropriate for the area.

·         Clarification was sought from the applicant, One Housing Group, on plans to involve students from the local sixth form centre and whether this condition could be discharged by the Committee instead of officers. The applicant advised that a productive meeting had recently been held with the college to look at future opportunities around training and employment and establishing links with the social care course offered. Officers agreed to make this requirement more explicit within the s106 agreement and to update the Committee on progress on an informal basis. It was additionally advised that the local employment requirement included as a clause in the s106 agreement would be monitored by the Council’s Economic Development Team. Confirmation was provided that there would be a separate heads of terms for post construction employment.

·         In response to a question, the applicant confirmed that consideration had been given to the installation of photovoltaic panels to provide hot water for the scheme but these were more suited to domestic units and were not viable for commercial schemes.

The Chair moved the recommendation of the report, subject to the strengthening of the s106 agreement regarding linking in with the sixth form centre, and it was

RESOLVED

·         That planning application HGY/2014/1080 be approved subject to conditions and a s106 legal agreement.

1. The development hereby authorised must be begun not later than the expiration of three years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

2. Notwithstanding the information submitted with  ...  view the full minutes text for item 44.

Enclosure of existing walkway at Podium level between Alexandra House and River Park House.

RECOMMENDATION: to grant permission subject to conditions.

The Committee considered a report on the application to grant planning for the enclosure of the existing walkway at podium level between Alexandra House and River Park House. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/1513 be approved subject to conditions.

1.    The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

2.    The development hereby authorised shall be carried out in accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

Reason: In order to avoid doubt and in the interests of good planning.

3.    The external materials to be used for the proposed development shall match in colour, size, shape and texture those of the existing Alexandra House and River Park House buildings.

Reason: In order to ensure a satisfactory appearance for the proposed development, to safeguard the visual amenity of neighbouring properties and the appearance of the locality.

Informatives:

·         Positive and proactive manner

In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012 to work with the applicant in a positive and proactive manner. As with all applicants, we have made available detailed advice in the form of our statutory policies, and all other Council guidance, as well as offering a full pre-application advice service, so as to ensure the applicant has been given every opportunity to submit an application which is likely to be considered favourably.

·         Environmental Health

Asbestos survey

Prior to demolition or refurbishment of existing structures, the asbestos containing material identified in the accompanying asbestos survey is to be removed under controlled conditions and disposed of in accordance with the correct procedures by suitably licensed contractors.  Inspection and air testing is to be carried out by an independent analytical company.   

Demolition of existing building and erection of 1 x 3 storey building with A1 (retail) space on ground floor and 2 x two bed and 2 x one bed flats on upper floors (Revised Drawings).

RECOMMENDATION: grant permission subject to conditions

This application was withdrawn from the agenda.

Variation of condition 2 (plans and specifications) attached to planning permission HGY/2013/1792 to regularise the condition with minor amendments to the Travis Perkins Unit A

RECOMMENDATION: subject to conditions and subject to a s106 Legal Agreement.

The Committee considered a report on the application to grant permission for the variation of condition 2 (plans and specifications) attached to planning permission HGY/2013/1792 to regularise the condition with minor amendments to the Travis Perkins unit A. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report.

In response to a question, officers advised that the applicant had not submitted details of any additional jobs created by virtue of the extra floorspace sought.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/1648 be approved subject to conditions and a s106 legal agreement 

1. The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

2.    The development hereby permitted shall only be built in accordance with the following approved plans:

PL101, PL102 Rev P1, PL104 Rev A, PL105, PL106, PL107, PL108 Rev A, PL109, PL110, PL111, PL112, PL113, PL114, PL115 Rev P1, PL116, PL117, PL118, PL119 Rev P1, PL120 Rev P1 & 130933/A/08 Rev A

Reason: In order to avoid doubt and in the interests of good planning

.

3.    Notwithstanding the description of the materials in the application, no development shall take place until precise details of the materials to be used in connection with the development hereby permitted be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

4.    a) No development shall commence until a desktop study and conceptual model shall be submitted to, and approved in writing by the Local Planning Authority. A desktop study shall include the identification of previous uses, potential contaminants that might be expected, given those uses, and other relevant information. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced.  If the desktop study and conceptual model indicate no risk of harm, development shall not commence until approved in writing by the Local Planning Authority.

b) If the desktop study and conceptual model indicate any risk of harm, a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. This shall be submitted to, and approved in writing by, the Local Planning Authority prior to that investigation being carried out on site.  The investigation must be comprehensive enough to  ...  view the full minutes text for item 47.

To advise of planning application decisions taken under delegated powers between 1 June 2014 to 30 June 2014.

The Committee considered a report informing of planning application decisions taken under delegated powers from 1 June to 30 June 2014. Officers reiterated that the reports underpinning each delegated officer decision were available on the Council website and that it would not be feasible to include these within the regular update report.

RESOLVED

·         That the update be noted.

To advise the Committee of major proposals in the pipeline including those awaiting the issue of the decision notice following a committee resolution and subsequent signature of the section 106 agreement; applications submitted and awaiting determination; and proposals being discussed at the pre-application stage.

The Committee considered an update report on major proposals currently in the pipe line including those awaiting the issue of decision notices, applications awaiting determination and proposals at pre-application stage.

RESOLVED

·         That the update be noted.

The next meeting is scheduled for 28 July.

The next meeting would be a pre-application briefing session on 28 July.